Logistics warehouse, M62 corridor
Pre-lease Schedule of Condition for an incoming tenant taking a 120,000 sq ft logistics unit on a 10-year FRI lease.
- Property type
- Logistics warehouse
- Location
- M62 corridor, West Yorkshire
- Instruction
- Pre-lease Schedule of Condition
- Client
- Incoming tenant (3PL operator)
- Lease term
- 10-year FRI
- Deliverable
- Lease-ready written and photographic schedule
Overview
A national third-party logistics operator was taking a 120,000 sq ft warehouse on a 10-year FRI lease. The unit had previous occupiers and visible wear to the floor slab, dock levellers and external yards. We were instructed to fix the documented condition before lease completion.
The brief
The tenant's solicitor required a Schedule of Condition referenced in the lease to qualify the repairing covenant. The client had been burned at lease end on a previous warehouse, taking on liability for floor slab cracking that pre-dated their occupation, and wanted that risk removed at the outset of this letting.
Speed mattered: lease completion was scheduled for fifteen working days from instruction, with no flexibility from the landlord side.
What CBC did
An experienced specialist surveyor attended within five working days of instruction. The inspection covered the warehouse envelope, the internal slab, all dock-levellers and loading positions, the external yards and HGV circulation areas, the office annex, and roof-level high-bay lighting. We then produced an element-by-element written schedule with a fully cross-referenced dated photographic record.
- 01External envelope, cladding and roof inspection (drone-supplemented at high level)
- 02Internal slab, full coverage with close-up record of existing cracks and joints
- 03Dock levellers, doors and loading bays, individually documented
- 04External yards, HGV circulation, fencing and gatehouse
- 05Office annex including services and welfare
Why it mattered
On a 10-year FRI lease of an industrial unit, the tenant's exposure at lease end can run to six figures, particularly where pre-existing slab and yard wear is later attributed to the tenant's operation. The schedule fixed the documented condition at grant and removed those items from any future dilapidations claim.
What we'd flag to any incoming logistics tenant
Floor slabs and external yards are the two most contested elements at lease end on industrial units. Both deteriorate through normal use, and both can be expensive to make good. A serious photographic record at lease grant, close-up plus contextual, is the single most valuable evidential asset a logistics tenant can have.
, CBC Surveyors
Schedule of Condition for industrial and logistics tenants
CBC acts for logistics, industrial and warehouse tenants nationwide. Same-working-day fixed quotes; lease-ready reports prepared by specialist surveyors.
Related pages
Related case studies
- Central London office, EC2Floor-by-floor schedule supporting a City lease renewal.
- Retail unit, prime high streetPrime retail letting, repairing liability capped at grant.
- Birmingham mixed-use officeCAT-A office floor, pre-lease schedule for incoming tenant.
- Liverpool waterfront office suiteWaterfront office reletting, agent-instructed baseline.
Specialist guides
- How much does a dilapidations claim cost?What drives the figure, and the practical levers that reduce tenant exposure.
- When do you need a dilapidations surveyor?Interim, terminal and pre-action: the moments specialist input matters.
- How long does a dilapidations claim take?Pre-Action Protocol timeline from Quantified Demand to settlement.
- What does a Schedule of Dilapidations include?Breaches, scope, costs and the Pre-Action Protocol structure.
Talk to a specialist dilapidations surveyor
Send a brief and a specialist will respond the same working day with a clear view on your position and the next practical step.